First Time Homebuyer eBook

Premier Mortgage Resource’s guide for

First Time HomeBuyers Everything you need to know about buying your first home.

RANDY VANCE Area Manager | Loan Officer | NMLS 1455628 747 SW Mill View Way, Bend, OR 97702 (541) 280-8294 randy.vance@pmrloans.com www.mybendmortgage.com

Is 2019 the year to buy?

If you’ve been thinking about buying your first home, now could be a great time to take the plunge. With interest rates expected to rise, locking in a rate on your mortgage early can be a cost-saving move. Also, as rent prices continue to climb, you might be ready to invest that monthly check into something that can appreciate in value.

Today’s first time homebuyers face a number of challenges—rising home prices, decreased housing inventory, increased competition, and financial barriers such asstudent loan debt.

Section 1: Evaluating when it’s time to buy a home Section 2: Starting the homebuying process Section 3: Choosing the right mortgage Section 4: Choosing a lender Section 5: Navigating the closing process

Along the way, we’ll demystify the modern mortgage myths around down payments, the pre-approval process, rising interest rates, and more.

Luckily, these factors don’t always have to come between you and your first home. If you know how to navigate them, you could land a home you love without breaking the bank. In this guide, we’ll cover the issues that currently impact first time homebuyers:

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Rent vs buy How do I know when I’m ready to buy a home?

Buying your first home is a huge investment, but that doesn’t mean it’s a purely financial decision. You may be seeking more space for your growing family, or craving the community aspect of living in a suburb, or maybe you’re just feeling ready to achieve that major

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milestone of being a homeowner. That said, it helps to start with an objective framework that will help you answer the question, “Am I financially ready to buy?” before factoring in the emotional reasons. Here are four signs the answer may be “yes.”

Your budget is big enough to cover the down payment, mortgage payment and associated homeownership costs, including property taxes and maintenance fees.

2 You plan on staying put for a while, giving your home a chance to appreciate in value.

3 You have good credit, which can help you get a lower mortgage rate.

4 Rent in your area is high relative to home prices.

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Buying now vs later Of today’s older adults, those who bought their first home from ages 25 to 34 accumulated the most housing wealth by their 60s—a median of around $150,000, according to a report by the Urban Institute.

The takeaway for young homebuyers? Thinking about homeownership as part of your retirement plan is important for first time buyers.

Below is a quick visual reference for comparison when buying in today’s hot market versus buying at a later time when interest rates may be higher. The monthly payments are based on a conventional fixed 30 year program with a 20% down payment.

TODAY

LATER

low rates / hot market

high rates / increased prices

Sales Price

$450,000

$450,000

Interest Rate

4.375%

5.250%

APR

4.792%

5.656%

Monthly Payment

$2,247

$2,485

Potential Savings:

$238 per month difference in payment, $2,856 per year.

*Based on a Conventional Fixed 30 Year program with 20% down payment. Interest rates shown are for comparison purposes only and are subject to change without notice.

SMART HOMEBUYER RECAP Determining whether it’s time to buy a home is both an emotional and financial decision. Start by figuring out if the finances make sense, then evaluate the emotional factors.

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MODERN MORTGAGE MYTH:

You need 20% down payment to buy a home For many years, a 20 percent down payment has been considered the magic number for a mortgage down payment--anything less could tack on expensive private mortgage insurance (PMI).

Fortunately, there are lenders out there (Premier Mortgage Resources included) who offer mortgages with less than 20% down—and without PMI. That said, it’s important to consider how adjusting your down payment may affect your interest rate. But if getting into a home quickly is your priority, a low down payment can facilitate that goal.

HOW MUCH DO I NEED TO PUT DOWN? On a $400,000 home, the down payment will range from $0 to $80,000, depending on your loan product.

0%

0%

$0

$0

USDA

VA

20%

5%

5%

$14,000

$20,000

$20,000

$80,000

FHA

Conventional

FHA

Conventional

3.5%

(FICO 580+)

(with MI)

(FICO <580)

(No MI)

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Getting started How do I prepare to buy my first home?

As a first time homebuyer, checking a few boxes early in the process can prepare you to act fast when the home you want goes on the market. Here are six essential steps for setting up your homebuying experience.

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KNOW YOUR CREDIT SCORE Since your financial history is often a determining factor in getting approved for a mortgage loan (and snagging the lowest interest rate possible), it’s important to know what your credit report says about you. You can download your credit report for free on an annual basis, which allows you to catch any errors that may be affecting what lenders will offer you. According to FICO, two common reporting errors are late payments and incorrect balances due on open accounts.

If you find any errors on your report, file a dispute with the reporting agency to get them removed. Even when the mistakes are obvious, the process of removing the listings and adjusting your score can take time, so it helps to start on this step as early as possible.

2 FIGURE OUT YOUR BUDGET Before you start looking for your perfect home, you need to know how much you can afford.

This is where a mortgage pre-qualification comes in.

After entering just a key pieces of information, you can get an idea of the loan amount and interest rates you’re likely to see when you apply for a loan. While a pre-qualification isn’t as formal as a pre-approval, it will help you confine your search to homes within your budget.

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3 CHOOSE AN EXPERIENCED REALTOR With all the information available on the web, you might think that buying a home is as easy as picking your favorite place and extending an offer. The truth is that without an experienced realtor, you’ll soon find yourself neck-deep in confusing and time-consuming contracts, negotiations, legalities, and paperwork.

As a first-time homebuyer, it really helps to have someone who knows how to navigate the process. A good realtor can give you valuable negotiating advice.

The best part? Typically, the seller will pay for the realtor’s fees.

4 BE FRUGAL IN THE MONTHS BEFORE BUYING A HOME Plan on a little extra scrutiny regarding your finances and spending habits. Most lenders view sharp swings in your savings account balance and increases in revolving debt as red flags that could indicate that you’re a high-risk borrower. Stability should be your goal, so avoid major purchases and new credit card accounts for the time being.

5 GATHER YOUR DOCUMENTS Having all of your paperwork organized in advance will be a big help. Lenders typically ask for W-2s (if you receive a paycheck), 1099s or profit and loss statements (if you’re self-employed), recent pay stubs, two years of tax returns, bank statements, student loan docs, and/or credit card statements.

6 GET PRE-APPROVED FOR YOUR LOAN A solid credit score, submission of all required documents, and a stable financial picture should help you get to the pre-approval stage. Unlike pre-qualification, which gives you a rough idea of how much money you can borrow and at what rate, pre-approval is a more formal step in the process that allows you to submit an offer with confidence that you are officially approved for a loan. Being able to show that you are pre-approved can help put you on equal footing with competing bids from both well-funded and cash buyers.

SMART HOMEBUYER RECAP Taking time upfront can make the homebuying process easier and more enjoyable. Plus, you’ll be able to act quickly when you find your dream home.

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Picking the right mortgage Should I choose a fixed, adjustable, or an interest-only mortgage?

Once your search begins in earnest, one of your first decisions will be what kind of mortgage loan you want to take outâ&#x20AC;&#x201D;with the usual options being fixed rate, adjustable rate, and interest-only. Each of these products has their own unique advantages, but the key is to choose the best option for your particular situation.

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FIXED-RATE MORTGAGE LOANS In a nutshell: long-term predictability

As its name suggests, a fixed-rate mortgage (FRM) has an interest rate that stays the same for the entire life of the loan, regardless of any fluctuations that might occur in the broader economy.

That’s the upside. The downside is that fixed-rate home loans typically have higher interest rates than adjustable-rate mortgages (ARMs)—that’s the price you pay for stability and predictability. Of course, the rate you receive from a lender will depend on several variables, including personal factors like your credit score.

For some borrowers, the advantages offered by an FRM outweigh the potentially higher interest rate. This is especially true for homebuyers who are planning to stay in a home for a long period of time (i.e. more than 10 years).

Bottom line: If you are planning to own your home long term and wish to avoid uncertainty of a variable interest rate, consider choosing a fixed-rate loan.

ADJUSTABLE-RATE MORTGAGE LOANS In a nutshell: lower initial rates, greater risk

An adjustable-rate mortgage (ARM) loan is so named because the interest rate changes over time. In many cases, an ARM loan’s rate will stay the same for a specified period of time, such as five to seven years. After this introductory period, the mortgage rate will begin to change--usually once per year.

ARM loans are usually labeled with numbers that delineate: A) The length of the introductory fixed phase, and; B) The frequency of rate adjustments following the fixed phase.

So why would anyone want a mortgage loan rate that changes over time? Why choose an ARM over the stability of an FRM? The reason can be summed up in a single word--savings.

Borrowers who choose adjustable rate mortgages tend to secure lower initial interest rates than those who use fixed-rate loans.

If you’re concerned about the risk of rising interest rates, many ARM loans have caps on how much the interest rates can increase and/or decrease. There is usually both an annual limit as well as a lifetime limit. For example, an ARM loan may specify that the maximum interest rate adjustment is no more than 2% annually or no more than 6% over the life of the loan.

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INTEREST-ONLY MORTGAGES

In a nutshell: lnitial low payments that may eventually rise Interest-only mortgages allow you to pay only the accrued interest on the loan each month for a period ranging from 5 to 10 years. After the interest-only period expires, the loan converts to a more standard structure where both principal and interest are paid on a monthly basis.

Interest-only loans are usually ARM loans, which means the interest rate is typically lower than fixed rates during the interest-only period. Most interest-only mortgages come with a 30-year term.

The main benefit of an interest-only mortgage is the lower payment required during the interest-only period. This can enable you to buy a home sooner than you thought you could afford it and/or enjoy increased financial flexibility (meaning you can invest the difference in something that could potentially have higher returns than your home).

Because you only pay interest that is accruing on the mortgage, initial monthly payments are substantially lower than if you were also paying the principal. For example, on a $1 million, 30-year, 4% fixed mortgage, the initial monthly payment would be $4,774—with about $1,440 of that going to the principal. On an interest-only mortgage with the same criteria, the monthly payment would be $3,333.

After the interest-only period ends, you’ll see your mortgage payment go up, sometimes substantially. Because of this, interest-only loans are typically better for borrowers who expect to be able to cover those higher payments in the future. For example, if you believe your income will increase before the interest-only period is up.

If the structure of a traditional mortgage has prevented you from buying a home, an interest-only mortgage may provide a solution that helps make that happen in the near future--just make sure that you’re not biting off more than you can chew. Downside—not paying down your principal balance or building equity in your home.

A CHECKERED PAST? Interest-only mortgages have been around for decades, but for the most part they weren’t attractive to the masses. Typical borrowers were often affluent homeowners who viewed their homes as part of an investment portfolio: interest-only mortgages provided the opportunity to seek better returns with the capital than would otherwise have been used to make a higher mortgage payment.

Then came the housing bubble of 2004-2006, when lenders started approving interest-only loans for unqualified borrowers who wanted to keep mortgage payments low while trying to flip houses as quickly as possible. After the bubble burst in 2008, the market for interest-only loans went dormant for several years.

Between the current economic environment and the advent of new interest-only loan products, this type of loan is once again worth considering for some borrowers. Again, the main consideration is that you’re not biting off more than you can chew. Meaning you expect to be able to handle the increase in payments once the interest-only period is up.

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MODERN MORTGAGE MYTH:

Buying a home in a rising rate environment After nearly a decade of keeping interest rates at historic lows, the Federal Reserve began the process of raising its key interest rate—the Fed Funds rate—earlier this year. While the Fed’s plan is to slowly and steadily increase rates over the next few years, this long-awaited “liftoff” has implications for first time homebuyers.

For prospective homebuyers considering a fixed-rate mortgage, an increase in borrowing rates in the short term should have minor effect on monthly payments. However, acting sooner rather than later is your best bet for locking down the lowest rate possible.

Prospective homebuyers looking to take out an adjustable-rate mortgage face a greater risk over the next several years, with the Fed forecasting a progression of interest rate hikes. If adjustable mortgage rates rise in kind with rates during this period, the monthly payment and total interest cost on an ARM could increase significantly.

The takeaway While the Fed’s small rate hikes probably won’t make big waves for mortgage borrowers in the near term, first time homebuyers should consider the rising rate outlook when deciding which loan to select.

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Choosing a lender How do I evaluate the different options out there?

Up until a few years ago, there wasn’t a lot of variation between what mortgage lenders were offering. Borrowers typically compared lenders on interest rate alone, then embarked on a frustrating, paperwork-heavy application process.

> Does the lender offer competitive rates? > Does the lender offer terms and products that

suit your needs?

> How much of the process is online vs. on

paper, or in person?

> How quickly can the lender close once you’re

in contact?

Luckily, today you have more choices. If you want to avoid getting stuck with a not-so-great lender, take the time to shop around. Here are a few questions you can ask when evaluating your options:

> What type of origination, lender, and other

fees are you responsible for?

> What other benefits does the lender offer?

Let us guide you home.

PMR is a regional, community-focused lender. From beginning to end, we manage and oversee every aspect of the loan process. Above all, we strive to be the best mortgage loan resource for our clients and professional partners.

Unlike many banking institutions, mortgages are our only business. What’s in it for you? More loan choices, many with fewer restrictions – and that’s just the beginning!

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Picking the right mortgage

What do I need to know about the inspection and closing processes?

Once you’ve found a home you love and the offer is accepted, it’s tempting to move in as quickly as possible. However, there are two crucial steps that need to happen before you get your hands on the keys: the inspection and the closing process.

> Cost A thorough inspection using high tech equipment may cost up to $1,000, but should be worth the investment if you can detect and fix problems prior to taking ownership of the home.

THE INSPECTION Regardless of how perfect a home may seem during a causal walk-through, it’s important to identify potential issues that could require expensive repairs down the line. Include a home inspection as a contingency clause when you present your offer. > Finding an inspector If the seller accepts your initial offer with the inspection contingency, the next step is to hire a professional inspector. Here, you have two options: ask your realtor for a referral or hire one yourself. Try to find someone who is affiliated with either the American Society of Home Inspectors or the National Association of Home Inspectors.

> What’s included The inspector will typically assess the plumbing, mechanical systems, and the structural aspects of the home.

> Plumbing assessments include testing to ensure that toilets flush and that drainage from sinks, bathtubs, and showers is adequate.

> Mechanical systems include electrical

wiring, heating, cooling, and ventilation.

Each system is run for a period of time to ensure proper operation.

> The structural inspection covers the

foundation, support structures, walls, attic and roof.

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> What’s next?

Once the inspection is complete, you should receive a report within a couple of business days with a detailed account of any problems with the home. With this information in hand, you can go back to the seller for a negotiation regarding the price of the home and necessary repairs.

Generally speaking, this negotiation will have one of four potential outcomes:

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The seller agrees to make all repairs.

2 The parties agree to a lower selling price and the home will be sold “as is.”

3 The sellers agree to pay for some repairs and a slightly lower selling price.

4

Damage is so extensive and costly that the purchase of the home under consideration does not make financial sense.

Unless you decide to walk away from the deal, the conditions agreed to by both parties will be added to the final contract and the process can proceed to the final phase.

THE CLOSING PROCESS Generally, the closing process is relatively simple for both buyers and sellers. The paperwork is prepared by the various entities participating in the transaction.

The escrow company/closing agent will calculate legal fees, transfer taxes, and closing costs, as well as coordinate the transfer of ownership via the deed.

The lender provides documentation of the loan, including the note, the mortgage, closing fees, and other disclosures.

The title company will furnish documentation of clear ownership. In situations where there is uncertainty of the chain of ownership, title insurance may be suggested.

Prior to closing, you will need to schedule a final walk through to ensure that any agreed upon repairs have been completed and the home has been left in satisfactory condition. If everything checks out, the closing documentation can be signed by the sellers and the buyers. After the documentation and all the financial transactions have been verified as complete by the escrow company or closing agent, you will be given the keys. Congrats! That’s when you’re officially a homeowner!

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MODERN MORTGAGE MYTH: Student loans prevent you from owning a home Since most mortgage lenders look for a debt-to-income ratio (DTI) of less than 43%, it can definitely be an obstacle, even for high earners. As a first time homebuyer with student debt, there are a number of mortgage loan programs well-suited for your needs.

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Conclusion Making mortgages simple Buying your first home can be a daunting experience. However, when the process is fast, easy, and designed to help first time homebuyers qualify for more financing, the process of buying a home can be a positive experience.

At Premier Mortgage Resources, we're all about making the hard stuff seem easy. A PMR

mortgage allows our clients to focus on the fun aspects of achieving that next big milestone.

Because, let’s face it, that’s what it’s really about.

Ready to get started? Talk to us today. We’ll help you discover whether this is the year to make your dreams of homeownership into a reality.

© 2019 Premier Mortgage Resources, LLC | NMLS 1169 | This is not an offer to extend credit or a commitment to lend. All loans are subject to underwriting approval. Some products may not be available in all states and restrictions apply. California licensed by the Department of Business Oversight, under the California Residential Mortgage Lending Act. Equal Housing Lender. This guide is current and valid as of 03/2019 and is subject to change.

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About PMR Premier Mortgage is an independent, locally owned company which was established in 1991 by some of Portlandâ&#x20AC;&#x2122;s most respected and experienced loan officers. Premier is licensed in 13 states with 18 branch officers and over 60 loan officers. We pair the resources of a large company with the accessibility and soul of a small company. For over 25 years, weâ&#x20AC;&#x2122;ve grown through referrals and focusing on excellent customer service.

About Randy Vance I am in my 20th year in the mortgage industry. My wife and I are animal lovers and I have called Central Oregon home since 1989. Outside the office I am the lead singer for Jones Road, a southern rock band based in Bend, Oregon. I enjoy fishing the many rivers and lakes in Oregon and hacking it up on our local golf courses.

I am the Central Oregon Area Manager for Premier Mortgage Resources, LLC and have offices in Bend, Sisters, and Prineville that I oversee.

RANDY VANCE Area Manager | Loan Officer | NMLS 1455628 747 SW Mill View Way, Bend, OR 97702 (541) 280-8294 randy.vance@pmrloans.com www.mybendmortgage.com